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Implications from the Experiences of Incremental Housing Approach in Egypt
Case Study of Ebny Baitak Project
Sixth of October City
Ahmed Shalaby, Ph.D.
Associate Professor - Cairo University
WUF-6 Naples - Italy
1- Ebny Baitak Project 1-1. Project Background
• Ebny Baitak or “Build Your Own House” is one of the approaches undertaken by the government to solve the housing problems of low-income groups in Egypt.
• The project started in 2005 with the aim of providing more than 90 thousands plots of an area of 150 sq.m. each.
• Each plot accommodates a small house that consists of ground plus two upper floors.
• Each floor has a residential unit of an area of 63 sq.m. in addition to a 12 sq.m. as a stair.
• The project accommodates a total number of about 270,000 units of an area of 63 sqm over the 90,000 plots.
1-2
1-1. Project Background
• The plots are distributed in 13 new cities all over the country.
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1-2. The Role of the Government
• Land allocation and physical planning.
• Providing the main infrastructure and the main services and facilities.
• Providing complete engineering drawings for housing prototypes.
• Providing a conditioned financial support to each beneficiary for a total of 15,000 EGP (about $ 2,700 as of 2008 exchange rate) paid according to the progress of the construction.
• Facilitating financing options through banks and financial institutions.
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1-3. The Beneficiary Selection Criteria
• Age: between 21 and 40.
• Income: a proven monthly income for single applicants of no less than 1,000 EGP (about $ 180 as of 2008) and a proven monthly income for married applicants of no less than 1,500 EGP (about $ 270 as of 2008).
• Residence: The applicant must be a resident of the same geographical zone of the city where he/she is applying for a plot.
• The applicant should not have benefitted from any previous governmental housing projects.
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1-4. The Beneficiary Obligations
• The land is priced at 70 EGP/sq.m. (about $ 13 as of 2008) for a total of 10,500 EGP (about $ 1900 as of 2008) per plot.
• On applying, the applicant pay 10% that is 1,050 EGP (about $ 190 as of 2008) and the other 90% is paid with no interest on seven equal annual installments.
• The beneficiary is exempted from paying the rest of the land installments once the house is completely built and externally finished.
• The beneficiary should get the construction permit within a maximum of 4 months and pay a construction permit fee of 300 EGP (about $ 55 as of 2008).
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1-4. The Beneficiary Obligations
• The beneficiary is allowed to build a house of ground and two upper floors according to certain prototypes on 50% of the plot area.
• The construction cost for the whole building semi finished from inside and completely finished from outside is about 150,000 EGP (about $ 27,000 as of 2008)
• The government provides the beneficiary with a conditioned financial support for a total of 15,000 EGP (about $ 2700 as of 2008) against completing the ground floor paid in 3 stages according to work progress.
• The beneficiary is not allowed to sell or rent the land. However, the beneficiary is allowed to sell the built units.
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1-4. Design Samples
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Attached Prototype
Ground Floor
1
2
3
4 5
7
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Attached Prototype
Typical Floor
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2
3
4 5
7
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Corner Prototype
Ground Floor
1
2
3
4 5
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Corner Prototype
Typical Floor
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2
3
4 5
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Main Elevation Styles
1-4. Design Samples
1-9
Attached Prototype
Ground Floor
1 2
3 4 5
6
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Attached Prototype
Typical Floor
1 2
3 4 5
6
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Corner Prototype
Ground Floor
1
2
3 4
5
6
7
Corner Prototype
Typical Floor
1
2
3 4
5
7
6
Main Elevation
1-4. Design Samples
1-10
Attached Prototype
Ground Floor
1
2
3
4
5
6
7
Attached Prototype
Typical Floor
1
2 3
4
5
6
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Main Elevation
Corner Prototype
Ground Floor
1
2
3
4
5
7
6
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Corner Prototype
Typical Floor
1
2
3
4
5
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6
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1-5. Incremental Expansion Stages
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Land Preparation and
Excavation
Building Foundations Ground Floor Columns
and Walls
Ground Floor Completed
with External Finishing
First Floor Completed
with External Finishing
Building Completed
with External Finishing
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2. Case Study - Sixth of October City
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2-1. Ebny Baitak at Sixth of October
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2
3
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Ebny Baitak Project
Zones
2-2. Current Status of the Project
• In 2008, the government started delivering the plots to the beneficiaries and this process was completed in 2009.
• As of April 2012, about 80% of the beneficiaries in Sixth of October City already completed the construction of the ground floor of their plots.
• On the other hand, the roads and infrastructure are not completed yet.
• The overall percentage of roads and infrastructure completed does not exceed 60%.
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2-2. Current Status of the Project
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Housing Buildings
2-2. Current Status of the Project
1-16 Infrastructure Works
• The prototypes are almost standard in all different locations.
• The selection of the beneficiaries based on their proven income only.
• The areas allocated to the project are not served by public transportation lines.
• The miss-coordination between the delivery of the allocated plots to the beneficiaries and the provision of the infrastructure.
• The delay of the provision of the infrastructure.
• The absence of security in the areas of the project.
• There is no project management body for the whole project.
• Most of the financing is self provided, which makes it difficult for a large sector of low-income people to apply for the project.
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2-3. Problems of Application
• Selecting the beneficiaries according to several criteria.
• Emphasizing the characteristics of expected residents.
• Emphasizing the identities of the different locations in the prototypes designs.
• Adopting the approach of participatory planning.
• Maintaining a multidimensional balance between the completion of the infrastructure with all its aspects and the delivery of the plots to the beneficiaries.
• Providing effective housing finance mechanisms.
• Providing effective public transportation facilities.
• Providing the tools that help integrate the people of different backgrounds to live together in the area.
• Providing a management body to manage the development of the area.
• Adopting the mechanism of pre-fabricated housing units. 1-18
3. Implications for Future Developments
THANKS
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